The Gadfly

Main Street Application Under County Review

Martorana Enterprises application (SP-22-040) for 453 Main Street which was previously withheld, is on the Passaic County Planning Board’s agenda for this Thursday’s meeting (October 20th).

The Planning Board meeting starts at 5:30 PM and will be held in Room 220, the Board Room of the Passaic County Board of County Commissioners, located on the 2nd floor of the County Administration Building at 401 Grand Street, Paterson, NJ 07505.

The meeting will not be accessible remotely.

The application is for a proposed residential building (four stories) to be constructed at a site in Little Falls, New Jersey. The site is located at 451 Main Street. The residential structure will occupy a footprint area of approximately 29,300 ft. Surrounding the building will be surface parking as well as ground level parking under the residential building. The proposed site is presently occupied by several buildings which will be demolished to accommodate the proposed structure. The remainder of the site consist of paved surface.

The Martorana Enterprises application for the construction of a four-story residential building with a total of 60 dwelling units was initially reviewed by the Passaic County Planning Board on August 2, 2022.

A summary of the Passaic County Planning Board’s review of the Martorana Enterprises application was reported in an August 2, 2022 blog entitled “Development Applications: County’s July 28th review” and can be viewed here.

During the October 20th meeting the Passaic County Planning Board will review the following documents:

1) Surface investigation report proposed residential building Little Falls, New Jersey 22-C-41 GREGG MARTORANA_001.pdf

2) Operation and maintenance manual for the stormwater drainage system COMPILED O AND M MANUAL_9-20-22.pdf

3) Stormwater management report (Lots 11 and 12 – Block 56) for 453 Main Street Compiled Stormwater Report_9-20-22.pdf

4) October 20, 2022 document RE propose mixed-use development at 453 Main St., Little Falls New Jersey Packet – SP-22-040.pdf

5) Preliminary and final site plan for Martorana Enterprises – Block 56, Lots 11 and 12 Sheet Set_9-20-22.pdf

Hemlock Road Improvements Update

A Blog entitled “Property Development on Hemlock Road” discussed the September 1, 2022 meeting of the Little Falls Planning Board, during which a Township application for a minor subdivision of Hemlock Road into two lots was approved.

According to Township Attorney Joseph Wenzel, at the request of residents, Hemlock Road would terminate into a cut-de-sac at the Long Hill Road end; and the Township would pave the road from Overlook Avenue to the proposed cul-de-sac.

Thus Hemlock Road would no longer be a through way between Long Hill Road and Overlook Avenue.

A Public Notice, which was published in the Herald News the Record on 8/19/22, solicited bidders for Hemlock Road Improvements.

According to the public notice “The work to be performed under this contract includes the full depth roadway reconstruction of Hemlock Road between Long Hill Road (CR 631) and Overlook Avenue. Additional work includes construction of new storm sewers, curb, driveways, traffic striping and signage, and other incidentals.

Principal items of work in the project include: · 1,050 C.Y. Excavation, Unclassified · 1,585 S.Y. Dense-Graded Aggregate Base Course, 6″ Thick · 400 Ton Hot Mix Asphalt 19M64 Base Course · 165 L.F. 12″ Reinforced Concrete Pipe, Class IV · 1,090 L.F. Belgian Block Curb.”

Copies of the project’s plans and specifications were on file for public inspection at the offices of Boswell Engineering, 330 Phillips Avenue, South Hackensack, New Jersey.All bids for the Hemlock Road Improvement project were to be received by Wednesday, September 14, 2022 at 11:00 a.m and the work contemplated under the Contract is to be completed within 90 calendar days.
The Township received seven (7) bids for the project ranging in price from $362.475.00 to $649,510.70

At the October 3rd Little Falls’ Town Council Workshop meeting the Council will vote on a resolution accepting the bid and awarding a contract for Hemlock Road improvements to Crossroads Paving, 386 South St., Suite 169 Newark, NJ 07105 in the amount of $362,475.00.

The October 3rd Town Council meeting will be held in the Municipal Building, 225 Main Street, starting at 7:00 PM. Residents can participate in the meeting either in person or virtually via this zoom link: https://zoom.us/j/3633248491

Blog: Open Letter to PVHS School Board Members

According to an informed source, during the September 6th meeting of the PVHS School Board there was a motion to continue live-streaming School Board meetings. While the motion was seconded, when it came to a vote, it was defeated by a 4-3 vote (several board members were not in attendance).

There has been no newspaper coverage regarding what transpired during this September 6th School Board meeting and the minutes of the meeting will not be available to the public until after the next School Board meeting on September 20th.

Therefore, in the interest of transparency and keeping the Passaic Valley High School community informed, members of the PVHS School Board are invited to respond to this blog by posting answers to the following questions:

– was the September 6th School Board meeting live-streamed? If it was, can the public obtain a copy of the recording?

– which School Board members were present at the September 6th meeting?

– can you post a copy of the motion to continue live-streaming PVHS School Board meetings?

– what is the history of the PVHS School Board meetings being live streamed?

– when did and for what time period have the PVHS School Board meetings been live streamed?

– prior to (and after) the vote on the motion, was there a discussion? What views were expressed by School Board members? Was the possibility of having hybrid meetings considered?

– what was the final vote on the motion? Who voted for the motion and who voted against the motion?

The residents of the tri-town community have a right to know!

Property Development on Hemlock Road

On Thursday September 1st the Little Falls Planning Board, during a 20 minute meeting, approved a Township application for a minor subdivision of Hemlock Road (Block 178, Lot 2.01) into two lots (lots 2.02 and 2.03).

The lot be subdivided is located at the Long Hill Road end of Hemlock Road and measures 30” x 175” – a total of 6,075 square feet.

At the present time Hemlock Road is an unpaved thoroughfare that extends from Long Hill Road to Overlook Avenue.

Thus Hemlock Road would no longer be a through way between Long Hill Road and Overlook Avenue.

In response to a question regarding the sale of the newly subdivided lot, Mr. Wenzel stated that the Township was in the process of offering it to a neighboring property owner.

However, the construction of the Hemlock Road cul-de-sac was not an agenda item for discussion during this Planning Board meeting. An application for its construction will be on a future Planning Board agenda.

(UPDATED) Singac Developer Delinquent In Property Tax Payment -Townhouse now being offered as a rental

UPDATE – September 14, 2022

Take note that a Harvest Way Townhouse is being advertised as a rental..

14 Harvest Way, Little Falls, NJ 07424 | MLS#: NJPS2000034

14 Harvest Way, Little Falls, NJ 07424 | MLS#: NJPS2000034
See details for 14 Harvest Way, Little Falls, NJ 07424, 2 Bedrooms, 3 Full Bathrooms, 1499 Sq Ft., Townhouse, ML…

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The ad for the Townhouse rental continues……..

Be the first to live in this new construction, 2042 sq ft, Hampton style townhome at The Parke in Little Falls! Features include a modern open floor plan, brand new kitchen with quartz countertops, shaker cabinets, and stainless steel appliances, walk-in closets, Ring doorbell, attached garage, and tons of storage. Primary bedroom comes complete with en suite, laundry is conveniently located on bedroom level, as is the bonus loft space. This community is located near the Little Falls train station, major highways, shopping, dining, and schools. Easy commute to NYC, short drive to downtown Montclair. Available Immediately.

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Did you catch the sales pitch….stating it’s a short drive to Montclair…not to downtown Little Falls…

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On Tuesday, August 16th, 2022 the Township of Little Falls published a public notice entitled “Notice of Tax Sale of Property for Non-Payment of Taxes” in the Herald News.

The public notice listed several Township properties whose owners were delinquent in payment of their 2021 municipal property tax.

According to the public notice the Little Falls Tax Collector will sell the listed properties acquiring liens at a public auction on Tuesday, September 13, 2022.

However, at any time before the sale, the Tax Collector will accept payment of the amount due on any property with interest at a rate of 18% and costs. Thereby removing the property from the scheduled public auction.

Updates of the “Notice of Tax Sale of Property for Non-Payment of Taxes” will be published in the Herald News on August 23, 30, and September 6th.

Noticeable on the list of delinquent municipal property taxpayers was Accurate JMF Urban Renewal, LLC (Block 77, Lot 3.01) at 405 Main Street, Little Falls, N.J., the developer of the Singac Redevelopment Project. As of this date the property owner owes $177,415.91 in delinquent property taxes for 2021 taxes.

Any investor who is interested in participating in the Tuesday, September 13 public auction must complete a Tax Sale 2022 Pre-Registration Packet. The packet includes a bidder questionnaire, a bidder information sheet and a W-9 form which must be submitted to the Tax Collector on or before Monday, September 12, 2022 by 12:00 p.m.

Where does your property tax dollars go?

Background: A resolution was passed during the July 25th Town Council meeting authorizing the renewal of an agreement between the Township of Little Falls and the City of Clifton to provide health services to the Township. It was resolved by the Town Council that the Mayor and Municipal Clerk are authorized to execute an agreement with the City of Clifton for the renewal of health services to the Township from July 1, 2022 through June 30, 2025.

The shared services agreement specified that the Clifton’s Health Department is to provide public health nursing services: supervision of all public health nursing services including immunization clinics, well baby clinics, all public clinics and screenings (blood pressure screenings, flu shots, men and women’s cancer screenings, cholesterol and glucose screenings, bone density screenings etc.) and case management for children with elevated blood pressure, to the residents of Little Falls.

At the August 8th Town Hall Meeting public comments were made concerning provisions of this shared services agreement.

The shared services agreement states that

1) the Township is required to maintain, at its own expense, an employee who shall be physically present in the Township’s municipal offices to confer with the public as necessary, or required for the day-to-day operations of the office, and who will receive all telephone calls and act as secretary to the Health Department.

Q: Does the Township have an employee who fulfills this role?

A: Mayor Damiano responded that the Town’s Municipal Clerk fills this role.

2) the Boards of Health of the City of Clifton and of the Township of Little Falls shall meet jointly periodically as may be deemed necessary by either party. Joint discussion will involve mutual problems and needs, objectives, methods of obtaining objectives and evaluation of accomplishments.

Q: Does the Township’s Board of Health meet periodically with the Clifton Board of Health?

A: Mayor Damiano stated that Little Falls has no Board of Health but that he mets periodically with officials from the Clifton Health Department.

3) the Clifton Health Department shall furnish the Township of Little Falls with monthly reports of all services rendered by the health officer and his/her staff under the terms of the agreement.

Q: Does the Township receive monthly reports from the Clifton Health Department regarding all services rendered?

A: Mayor Damiano stated that there were no monthly reports instead he directly received information from the Clifton Health Department.

Additional concerns were raised by the public including the following:

Q: Since the provisions of the contact were not fulfilled how can the Township claim that the shared services agreement is a “valid contract,” also who was responsible for reviewing the agreement?

A: Mayor Damiano stated that both he and the Town attorney reviewed the agreement. The Mayor also stated that the public had an opportunity to raise concerns about the agreement when it was approved by the Council at its July 25th meeting.

However, it should be noted that the text of the shared services agreement was not included as an attachment to the July 25th meeting’s agenda.

The Mayor also noted that the agreement had not been signed and that it will be amended.

This should give Little Falls residents an opportunity to comment on the amended agreement when it is presented at a future Town Council meeting.

The amended three year shared services agreement, at an annual cost of $115,000 +, should provide greater clarity and specificity with respect to the City of Clifton’s Health Department’s deliverables i.e. monthly reports, quantitative units of services to be delivered, the number of Little Falls residents who were projected/anticipated to receive each of the services under the terms of the shared services agreement, etc.

Little Falls residents deserve to know what their property tax dollars are buying!

Main Street Parking

The site of the Valley National Bank (VNB), located at 115 Main Street, is undergoing a significant construction transformation and the bank’s existing parking lot has been closed.

The construction project, which authorizes The Manor at Little Falls, LLC., to construct a three-story mixed-use project consisting of 56 residential dwelling units with ground floor retail at the site,

was approved by the Little Falls’ Planning Board on September 22, 2021.

The narrative description of the 115 Main Street application can be viewed here.

During the past week, In order to accommodate VNB customers, the property on the southwest corner of Main Street and Center Avenue was paved and is now a temporary parking lot for VNB customers.

Development Applications: County’s July 28th review

On July 28th the Passaic County Planning Board met to review two Martorana Enterprises applications for the construction of a 27,526 square-foot four-story residential building with a total of 60 dwelling units located at 453 Main Street, Little Falls, NJ,

This is a new site plan application (SP-22-040) in which the applicant has proposed to construct a residential building on an existing commercial site. The applicant has proposed to demolish all buildings on the site except for a 4,065 square-foot two-story commercial building, which is to remain.

The applicant has also proposed to reconfigure the existing lot lines under SU – 22–011. The site has frontage along Main Street in Little Falls.

Here are the summaries of the Passaic County Planning Board’s review of the two applications:

I. SP-22-040; Prop. Mixed-Use Development 453 Main Street, Little Falls Block 56, Lots 11 & 12. Site Plan

The above referenced site plan dated November 20th 2020 revised as of April 5, 2022 was reviewed by the Passaic County Planning Board on July 28, 2022 pursuant to the provisions of the Passaic County Subdivision Resolution.

The submitted plan was reviewed by staff and approval of this site plan application has beenwithheld pending receipt in an acceptable form of the following:

The zoning table must include the existing and proposed impervious area.
The applicant must submit signed and sealed copies of the referenced survey.
The right-of-way line of Main Street must be clearly indicated on the plans.
The sidewalk and curbing (see attached detail) along the site frontage must be replaced. The sidewalk shall be a minimum of five (5) feet in width and dimensioned on the plans. If there is sufficient space, the applicant shall also provide a grass strip between the sidewalk and curbing.
The applicant shall request that the Township re-stripe the existing crosswalk across Main Street.
The applicant shall provide signed certification that the existing curb ramp is ADA- compliant.
The westerly driveway shall be eliminated from the plans. For the two full-access driveways shown on the plan to be considered by the Board, the applicant must submit a written waiver request justifying the provision and configuration of the driveways. The easterly driveway may also require a waiver to be within 10 feet of a side property line. This distance must be dimensioned on the site plan.
The plans must note the distance from the edge of the easterly driveway to the location of the gate for the railroad tracks.
Any proposed driveways must have aprons, per County detail (attached), that include raised sidewalks and flared ends.
Any proposed driveways must include double yellow centerlines.
The stop bars and centerlines must be noted as thermoplastic material.
The following comments pertain to the submitted traffic report:
1. The development must be noted as 56 units, not 62.
2. The report states that “Vehicular traffic between the residential and commercial portions of the site will be restricted to emergency vehicles only by a physical barrier”. The plans show a proposed FOB-activated lever arm for resident access between the two new lots. This needs to be clarified.
The plans must include driveway profiles for any Main Street driveways, which should not have any grades in excess of 2% within 50 feet of the right-of-way line.
The site must be graded to allow for up to six (6) inches of on-site ponding prior to any overflow in the event that the proposed detention system fails.
The plans must include grade elevations along the driveway curbline. A trench drain may be necessary at the driveway to ensure that no stormwater flows onto Main Street.
The pipe size must be noted between the proposed 6” x 6” Precast Concrete Structure (MH-3) and the existing 30” x 9” box culvert within Main Street.
The maintenance schedule for the proposed detention system must be noted on the plans.
The plans indicate that “soil test holes to be dug prior to installation in the area of the proposed detention system to determine suitability of substrata”. This testing shall be performed prior to the issuance of any County Planning Board approval.
The applicant must submit architectural drawings for the proposed site plan. The plans must include a Main Street elevation drawing with the County right-of-way labelled to indicate any existing encroachments.
The applicant must submit copies of any required NJDEP permits.
The Corridor Enhancement Fee of $4,108.00 must be provided payable to Passaic County.

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II. SU-22-011; Martorana Enterprises Sub. 453 Main Street, Little Falls Block 56, Lots 11 & 12 – Minor Subdivision.

The above referenced subdivision plat dated April 27, 2022 was reviewed by the Passaic County Planning Board on July 28, 2022 pursuant to the provisions of the Passaic County Subdivision Resolution.

This minor subdivision application has been granted conditional approval pending receipt in an acceptable form of the following:

The application will provide a cross access easement between the two lots. A draft easement shall be submitted for review.

– Minor Subdivision Sketch

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An informed citizen is an empowered citizen.

Together we can make a difference for a better Little Falls.

County Reviews two development applications for Main Street

Two Martorana Enterprises applications for 453 Main Street are on the Passaic CountyPlanning Board’s agenda for thisThursday’s meeting (July 28th).

The Planning Board meeting starts at 5:00 PM and will be held in Room 220, the Board Room of the Passaic County Board of County Commissioners, located on the 2nd floor of the County Administration Building at 401 Grand Street, Paterson, NJ 07505.

The meeting will not be accessible virtually.

Here are summaries of the two applications:

I. SP-22-040; Prop. Mixed-Use Development 453 Main Street, Little Falls Block 56, Lots 11 & 12. Site Plan (New Application)

Owner: Martorana Enterprises, LLC

This is a new site plan application in which the applicant has proposed to construct a residential building on an existing commercial site. The applicant has proposed to construct a 27,526 square-foot four-story residential building with a total of 60 dwelling units. The applicant has proposed to demolish all buildings on the site except for a 4,065 square-foot two-story commercial building, which is to remain. The applicant has proposed to reconfigure the existing lot lines under SU – 22–011. The site has frontage along Main Street in Little Falls.

The applicant has indicated that the first floor of the proposed residential building will be a parking deck. The site will have a total of 133 parking spaces between the parking deck and a proposed surface parking lot. Access to the site will be provided via three (3) driveways: two full access driveways along Main Street and one full access driveway on Grove Street, municipal road. The applicant has not indicated any changes to the existing sidewalk and curbing.
Regarding drainage, the applicant has proposed to construct an on-site detention basin. The roof leaders and several proposed inlets will connect into the on-site detention system. The applicant has proposed to plant two (2) Comus Kousa “Japanese Dogwood” trees and very shrubs along the side frontage.

The submitted plan has been reviewed by staff, and the following issues must be addressed by the applicant:
1) the zoning table must include the existing and proposed impervious area.
2) the applicant must submit signed and sealed copies of the reference survey.
3) the right-of-way line of Main Street must be clearly indicated on the plans.
4) the sidewalks curbing along the site frontage must be replaced. The sidewalk shall be a minimum of 5 feet in width and dimensioned on the plans. If there is sufficient space, the application shall also provide a grass strip between the sidewalk and curbing.
5) the applicant shall request at the Township re-striped the existing crosswalk across Main Street.
6) the applicant shall provide signed certification that the existing curb ramp is ADA- compliant.
7) the westerly driveway shall be eliminated from the plants. For the two full-access driveways shown on the plan to be considered by the Board, the applicant must submit a written waiver request justifying the provision and configuration of the driveways. The easterly driveway may also require a waiver to be within 10 feet of a side property line. The distance must be dimensioned on the site plan.
8) the plants must note the distance from the edge of the easterly driveway to the location of the gate for the railroad tracks.
9) any proposed driveways must have aprons, per County detail, that include raise sidewalks and flared ends.
10) any proposed driveway as much as include double yellow center lines.
11) the stop bars and center lines must be noted as thermoplastic material.
12) the following comments pertain to the submitted traffic report:
a. The development must be noted as 56 units, not 62.
b. The report states that “vehicular traffic between the residential and commercial portion of the site will be restricted to emergency vehicles only by a physical barrier.” The plans show a proposed FOB – activated lever arm for resident access between the two new lots. This needs to be clarified clarified.
13. The plans must include driveway profiles for any Main Street driveways, which should not have any grades in excess of 2% within 50 feet of the right-of-way line.
14. The plans must include grade elevations along the driveway curbline. A trench drain may be necessary at the driveway to ensure that no stormwater flows onto Main Street.
15. The pipe size must be noted between the proposed 6×6 Precast Concrete Structure (MH-3) and the existing 30 X9 box culvert within Main Street.
16. The maintenance schedule for the proposed detention system must be noted on the plans.
17. The plans indicate that “soil test holes to be dug prior to the installation in the area of the proposed detention system to determine suitability of substrata. “This testing shall be performed prior to the issuance of any County Planning Board approval.
18. The applicant must submit architectural drawings for the proposed site plan. The plans must include a Main Street elevation drawing with the county right-of-way labelled to indicate any existing encroachments.
19. The applicant must submit copies of any required NJDEP permits.
20. The Corridor Enhancement Fee of $4,108 must be provided payable to Passaic County.

Application Packet

Preliminary and Final Site Plan

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II. SU-22-011; Martorana Enterprises Sub. 453 Main Street, Little Falls Block 56, Lots 11 & 12 – Minor Subdivision (New Application) Owner: Martorana Enterprises, LLC

This is a new minor subdivision application in which the applicant has proposed to modify the lot line between two existing lights. The proposed lot line will place an existing commercial building on a separate lot (12.1 ) from the proposed residential building (12.2). Currently, both lots have frontage on Main Street. The proposed subdivision would result in only lot 12.1 having footage along Main Street. Proposed Lot 12.2 would have frontage along Grove Street (municipal) only. No cross easements have been provided. All improvements on the site have been submitted under SP-22-041.

The submitted plan has been reviewed by staff, and the following must be addressed by the applicant: the applicant shall submit a cross-access easement for the two (2) lots.

1) Minor Subdivision Sketch Plat

2) Application

3) Packet

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An informed citizen is an empowered citizen.

Together we can make a difference for a better Little Falls.

$937,173 for the bridge over the Peckman River

Plans for the construction of a pedestrian and bicycle bridge over the Peckman River in Little Falls are now a giant coming closer to fruition.

On the agenda of the Passaic Board of County Commissioners’s Tuesday, July 19th meeting, there is a resolution authorizing the awarding of funds in the amount of $937,173 to CMS Construction Inc. for the Morris Canal Greenway Peckman River Crossing Pedestrian/bicycle Bridge in Little Falls.

The in-person only meeting, starting at 5:30 PM, will be held in the County Administration Building 401 Grand Street Paterson, NJ. Note: The meeting will not be live-streamed.

Together we can make a difference for a better Little Falls.